Momentum Research: independent market analysis, flood data, insurance estimates, buyer leverage, and objective property scoring, alongside the MLS listing. Not just the listing sheet.
3% above
$/sq ft vs community
$463 here vs $449 median sold (12 mo)
Buyer leverage
Balanced market
108 days on market
2.4 months
Supply around this home
Seller <3 · balanced 3-6 · buyer >6
Zone AE
Flood risk
Confirm requirements with FEMA; ~6 ft elevation
$7k–$14k/yr
Est. insurance · illustrative
Not a carrier quote; premiums vary widely by property. Get a real quote.
As of September 20, 2026, 8230 MERGANSER Drive in Marsh Landing at Sawgrass, Ponte Vedra Beach is listed at $1,775,000 (3,837 sq ft, about $463 per sq ft). That sits within a few percent of Marsh Landing at Sawgrass's median closed sale of $1,950,000 over the last 12 months (54 recorded sales). It has been 108 days on market, longer than the community's typical 34 days to contract. Listing facts: built in 1998, a private pool, waterfront, HOA dues of $446/mo. The parcel maps to FEMA flood zone AE, a special flood hazard area where lenders generally require flood insurance. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
No CDD assessment on record
Built 1998 · 28 yrs
3,837 sq ft of living area
3-car garage
Listed at $1,775,000 — recent neighborhood median sale price ~$1,950,000 (nearby sales; deemed reliable, not an appraisal)
108 days on market
HOA $446/mo (per listing)
Golf course communitySchool district: Jacksonville and minutes from the ocean. Schools Marsh Landing is served by the St. Johns County SchoolCommunity built 1987–2028Alice and Pete's · 3 min driveSawgrass Village Shopping Center · 3 min driveStarbucks · 3 min drive
Momentum Research · Marsh Landing
Pricing & the Marsh Landing market
How this home is priced against recent nearby sales, and where Marsh Landing has been over 25 years. Momentum Research analysis of realMLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
This home’s $/sq ft vs. nearby sales
List $/sq ft against recent nearby closed sales; the community median is marked.
Price vs. size in Marsh Landing
Each dot is a closed sale since 2001 (1681 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). realMLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2012–2026. This home lists at $463/sq ft.
Median sale price by year
12-month median closed price, 2012–2026.
Market Heat by year (0–100)
Momentum Market Heat, 2013–2026. Now 58 (normal).
Property timeline
This home’s history
1998BuiltPer public record
Jul 2, 2026First trackedObserved at $1,775,000
NowActiveCurrently for sale
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Financing
Estimated monthly payment
$11,932/mo
Principal & interest $9,400/mo79%
Taxes $1,272/mo11%
Insurance $814/mo7%
HOA $446/mo4%
$11,932/mo at 20% down, 30-yr @ 6.95% · edit any field to update.
Estimated from today’s asking price and current St. Johns County tax rates.
⚠️
Many first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Current owner pays $18,500/yr ($1,542/mo)
+$4,725 more each year
(+26%)
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
Sources: Florida DOR certified tax roll (2025), realMLS. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Scores
Momentum Property Score
52/100
Strongest on: Pricing power (82), Market liquidity (72)
0 limited50100 exceptional
52/100 is below average across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Price vs area42
This home $463/sq ft vs the community 12-month median $449/sq ft.
Affordability65
List price $1,775,000 vs the community median $1,950,000. Not a measure of personal affordability.
Flood safety45
FEMA Zone AE, ~6 ft elevation. Verify the parcel with FEMA.
Insurance cost32
From FEMA Zone AE and a 1998 build. Obtain a property-specific quote.
Market liquidity72
Community median 34 days on market, ~2.4 months of supply (12-month record).
Renovation upside32
From a 1998 build and $463/sq ft vs the community median $449/sq ft. Not a condition assessment.
Pricing power82
Recent sales closed at about 91.5% of original asking (~8.5% below). More room below asking generally favors buyers.
Market timing42
Momentum Market Heat is 58/100 (normal). Cooler readings generally favor buyers; hotter readings favor sellers.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
Momentum Research
The Momentum read
🟡 Balanced conditions around this listing. 2.4 months of supply in the surrounding market and 108 days on market for this home, against a 34-day area median.Days on market:this home 108Area median: 34 daysWhy it matters: above-median time on market, together with the level of supply, is a clear sign of how much leverage sits with buyers.Momentum Research interpretation of the MLS facts in the snapshot above. Source: Data provided by realMLS. As of September 20, 2026.
🟡 Asking $463 per square foot, about 3% above the community’s $449 median. Marsh Landing’s 12-month median sold price per square foot is $449. Median sold price per square foot is up 17.3% year over year. Confidence: Very High · 54 closed sales in 12 monthsMLS facts: realMLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
78% of homes in Marsh Landing are owner-occupied. An estimated 22% are non-owner-occupied, including 11% held in a company or trust and 5% out-of-state owners.Why it matters: a high owner-occupied share typically means fewer rentals nearby and steadier resale demand.Source: Florida Department of Revenue 2025 assessment roll (public records), 274 homes matched. Community-level context.
Recent Marsh Landing sales closed near 91.5% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of realMLS records, community-level, 12 months ending September 20, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: a golf-course community, one of only 10 active listings in Marsh Landing, no CDD assessment.
Updated September 20, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
Listing description
About this home
Welcome to 8230 Merganser drive located in the highly desired Marsh Landing Country Club! Situated on a spacious 0.55-acre lot along a tidal creek with direct access to the Intracoastal Waterway, this property features a newer dock ideal for fishing, kayaking, paddleboarding, and potentially accommodating a small boat or jet ski lift. Upon entering you're greeted by soaring ceilings with abundant natural light and a thoughtfully designed open floor plan.
The main level features a formal dining room, private office, and a guest suite. The gourmet kitchen is equipped with a DCS gas cooktop, quartz countertops, and picturesque water views, making it an ideal space for both everyday living and entertaining. Upstairs, you'll find a spacious primary suite, two additional guest bedrooms, a dedicated home gym, and a versatile bonus room/movie room/5th bedroom.
Designed for seamless indoor-outdoor living, the home features a covered lanai that opens to a resort-style pool and spa, complete with a fire pit for year-round enjoyment. The expansive backyard overlooks breathtaking marsh and tidal creek views, creating a private and tranquil setting unlike any other. Ask about our Preferred Membership to Gate Hospitality - Ponte Vedra Inn & Club, The Lodge & Club, Epping Forest, and The River Club.
All 90 photos
Description provided by PONTE VEDRA CLUB REALTY, INC. and reproduced from the MLS; not independently verified.
Property facts & sources
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
List price$1,775,000
Bed / bath5 / 4.5
Living area3,837 sq ft
Year built1998
Property typeSingle Family Residence
Garage3-car
PoolYes
MLS #2148508
Listing status108 days on market
Public records & third-party data
FEMA flood zoneZone AE
Ground elevation~6 ft
Windstorm exposureModerate
CountySt. Johns
Area listings10 active · 4 under contract
Estimated first-year tax~$15,265/yr
CDD assessmentNone on record
HOA (per listing)$446/mo
Calculated estimates
Price per sq ft$463
Estimated monthly payment$11,932
Insurance (illustrative)$7k–$14k/yr
Comparable-sales median$1,950,000
Buyer should verify Buyer verify
Exact HOA dues, fees, and restrictionsRoof age and conditionHVAC age and conditionA property-specific insurance quoteSurvey and lot boundariesPermit historyFlood-insurance requirementsSchool zoning (confirm with the district)Property taxes after sale (homestead reset)CDD / community assessmentsSquare footage and room dimensions
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
$1,515,615the mess$1,930,011
Actual list price: $1,775,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 27% spread on the same house — and that gap is exactly what an automated guess can't see:
Condition & updates — a 1998 home may have had its roof, kitchen, or HVAC replaced since, or not; sq ft can't see either.
The lot — this listing is waterfront; water frontage is priced far off a per-sq-ft average of the neighborhood.
Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
Carrying costs & concessions — this home carries HOA dues of $446/mo; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
The pool — a private pool carries cost and value that living area doesn't capture.
And here's what the live market is doing — which the number above ignores entirely:
This home: 108 days on market vs. a 34-day community median
10 active listings competing, 4 under contract
≈2.4 months of supply
51 closed here in the last 12 months
For reference, this home is listed at $1,775,000 ($463/sq ft) — a number set with analysis a Messtimate can't do.
Want a property-specific review from a licensed agent? A Momentum Realty agent will do a real, free comparative market analysis — walking the home, the lot, the condition, and the live market. That's the difference between a Messtimate and a valuation.
Methodology: 3,837 sq ft × $395–$503/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 20, 2026.
Keep looking
Similar homes for sale near Marsh Landing at Sawgrass
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Listed for $1,775,000Momentum Realty · on market 108 days
Public records
Building permits
Permit history not yet linkedConfirm permit history with the county building department.
Estimated ownership costs
Estimated costs & disclosures
Estimated ownership costs for general information. Confirm each with the county, your lender, and an insurer. See data & estimate notes.
Property tax (first-year est.)
~$15,265/yr
A rough first-year estimate only, applying a typical St. Johns rate to the list price before any exemptions. Florida bills vary substantially after reassessment, homestead and other exemptions, and local taxing districts — this is not your expected bill. Confirm with the county property appraiser.
CDD assessment
None
No CDD assessment on record for this community.
Insurance (illustrative range)
$7k–$14k/yr
An illustrative modeled range, not based on carrier underwriting and not a quote. Florida premiums vary significantly by roof age, wind-mitigation features, claims history, and carrier — a real quote can land well outside this range. Flood zone AE — confirm flood coverage. Get a quote from a licensed insurer before relying on any figure.
HOA
$446/mo
Covers the master association & common areas. Confirm exact dues and what they include.
Environmental data
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
FEMA flood zone
Zone AE
From the FEMA flood map. Lender-required flood insurance may apply; confirm for the parcel.
Ground elevation
~6 ft
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
Windstorm / insurance
Obtain a quote
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Connectivity
Internet & broadband
Fiber
Check availability
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Cable
Likely
Xfinity/Spectrum cable broadband is widely available.
5G Home
Backup
T-Mobile / Verizon fixed-wireless as a backup option.
Seen enough photos?
Want to see 8230 MERGANSER Drive?
Tell us when works for you and a local agent will reach out to arrange a showing and answer your questions about this home.
Listed by PONTE VEDRA CLUB REALTY, INC. · MLS # 2148508
Request a showing
Market data · public records
Recent sales activity in Marsh Landing at Sawgrass
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the Marsh Landing at Sawgrass neighborhood guide for more.
Comparable sales found
4
Recent nearby closings in the data set.
Community median sale price
$1,950,000
Canonical 12-month median closed price. Reference only.
Community median $/sq ft
$449
Canonical 12-month median $/sq ft. Reference only.
Go deeper on Marsh Landing at Sawgrass
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Recent local developments near this home, compiled from news and public sources. Provided for general information; verify details with the original source.
Feb 2026 · Schools
St. Johns County approves new K-8 Episcopal School of Ponte Vedra on Palm Valley Road
County commissioners unanimously approved a special use permit for the Episcopal School of Ponte Vedra, a planned 78,000 square foot campus for about 850 students from kindergarten through eighth grade at 895 Palm Valley Road. Traffic studies project roughly 3,500 daily trips concentrated at drop-off and pick-up, and the school plans on-site stacking lanes to manage congestion. The campus is targeted to open for the 2027-2028 academic year.
Why it matters: Added private school capacity in the Palm Valley corridor could shift some enrollment patterns and peak-hour traffic near Marsh Landing, though the effect may not be felt until after 2027.
New owners plan comprehensive renovation of Sawgrass Marriott resort near TPC
A joint venture that includes Jacksonville-based Dream Finders Homes and Charlotte-based South Street Partners acquired the Sawgrass Marriott Golf Resort and Spa and the Cabana Beach Club, with stated plans for a comprehensive renovation. The release described the resort as having 351 hotel rooms, 163 villas, about 114,000 square feet of meeting space, and a 25,000 square foot spa and fitness facility. The property sits next to TPC Sawgrass off TPC Boulevard.
Why it matters: A major renovation of the area's flagship resort could, over time, support nearby property appeal in the Ponte Vedra corridor, though renovation timelines and scope remain to be detailed.
Sawgrass Marriott and Cabana Beach Club sell for $149.04 million
South Street Partners purchased the Sawgrass Marriott Golf Resort and Spa at 1000 TPC Boulevard and the oceanfront Cabana Beach Club at 619 Ponte Vedra Boulevard for $149.04 million, with the deed recorded with the St. Johns County Clerk of Court. The seller was an affiliate of Brookfield, which had acquired the hotel in 2022. The properties last sold for $122 million in 2014.
Why it matters: The sizable transaction signals continued institutional investor interest in Ponte Vedra Beach hospitality assets, which historically has tracked with broader confidence in the surrounding market.
Sawgrass Hilton Garden Inn sells for $28.5 million
The Hilton Garden Inn Jacksonville Ponte Vedra Sawgrass at 45 TPC Boulevard, behind the Publix-anchored Sawgrass Village shopping center, sold for $28.5 million to a California-based hospitality group. The 83,497 square foot hotel was built in 2000 and was remodeled in 2022. The seller had purchased it for about $13 million in 2021.
Why it matters: Hotel transactions in the Sawgrass area point to ongoing investment interest in commercial property near Marsh Landing, which can accompany sustained demand in the surrounding corridor.
Approximate driving times to verified nearby destinations. Estimates for general reference; actual times vary with traffic and route.
Groceries
The Fresh Market 4 min
Dining
Alice and Pete's 3 min
Shopping
Sawgrass Village Shopping Center 3 min
Parks
Bird Island Park 6 min
Assigned schools
Assigned schools
Schools currently assigned to this address in St. Johns County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
GRADEA
Ocean Palms Elementary SchoolPreK-5 · St. Johns County School District · Grade A (Florida DOE 2025-26)
GRADEA
Alice B. Landrum Middle School6-8 · St. Johns County School District · Grade A (Florida DOE 2025-26)
GRADEA
Ponte Vedra High School9-12 · St. Johns County School District · Grade A (Florida DOE 2025-26)
How it stacks up
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
Sold Jul 2026
$1,400,000
24469 HARBOUR VIEW Drive, Ponte Vedra Beach
4 / 3.5 bd/ba · 3,797 sq ft · $369/sq ft
Courtesy of MARSH LANDING REALTY · View details →
Sold Jul 2026
$2,360,000
24400 HARBOUR VIEW Drive, Ponte Vedra Beach
6 / 4 bd/ba · 4,453 sq ft · $530/sq ft
Courtesy of CHRISTIE'S INTERNATIONAL REAL ESTATE FIRST COAST · View details →
Sold Jul 2026
$1,750,000
24985 MARSH LANDING Parkway, Ponte Vedra Beach
4 / 5 bd/ba · 4,479 sq ft · $391/sq ft
Courtesy of KELLER WILLIAMS REALTY ATLANTIC PARTNERS · View details →
Sold Jul 2026
$2,350,000
24698 MISTY LAKE Drive, Ponte Vedra Beach
6 / 5 bd/ba · 4,685 sq ft · $502/sq ft
Courtesy of MARSH LANDING REALTY · View details →
Community 12-month median: $449/sq ft. Shown for general reference only — this is not an appraisal or a statement of this home's value. Sold prices are public record and deemed reliable but not guaranteed.
If you rent it out
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Estimated rent$8,135 – $11,833/moa rough gross-rent-yield range on list price (comp-based estimate coming).
Estimated cap rate4.4%Net operating income ÷ list price; excludes financing.
Est. monthly cash flow−$4,023 – −$694At 25% down, 30-yr; after a 10% vacancy/maintenance/management reserve.
Before you decide
Buyer research checklist
Items worth confirming for 8230 MERGANSER Drive, chosen from what the record shows. This is general guidance, not advice about this specific property.
Built in 1998 (28 years): ask for the roof and HVAC replacement dates — insurers commonly ask for roof age on homes this old, and it changes the premium.
HOA dues are listed at $446/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
FEMA flood zone AE: lenders generally require flood insurance here — get an elevation certificate and a flood quote before the inspection period ends.
Get a homeowners insurance quote for this specific address in St. Johns County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
Private pool: confirm the barrier or alarm meets the state residential pool safety code and ask for pump, heater, and resurfacing records.
Waterfront: confirm seawall or dock condition and permits, and ask who owns and maintains the shoreline.
Listed living area is 3,837 sq ft: verify it against the property appraiser's record and measure before relying on it.
Order a survey to confirm lot boundaries and easements.
Review permit history with the county.
Property taxes: the estimate on this page (about $15,265/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
Confirm school zoning directly with the district.
Nearby & commute
Approximate distances
Approximate drive times for general reference only.
Modeled estimate; obtain a real quote before offering
Schools
2025-26 district assignments; verify with the district
Momentum Research lines are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Answered before you ask
Frequently asked questions
How big is 8230 MERGANSER Drive and when was it built?
Per the listing record, 8230 MERGANSER Drive was built in 1998 and has 3,837 sq ft of living area, 5 bedrooms and 4.5 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 8230 MERGANSER Drive in?
8230 MERGANSER Drive is in Marsh Landing at Sawgrass in Ponte Vedra Beach, St. Johns County. The community section on this page shows recent closed sales, days on market, and active inventory for Marsh Landing at Sawgrass from the same MLS data.
Does 8230 MERGANSER Drive have an HOA, and how much are the dues?
The listing reports HOA dues of $446 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 8230 MERGANSER Drive differ from the current owner's?
The estimate on this page (about $15,265 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 8230 MERGANSER Drive in a flood zone?
The FEMA flood map places this parcel in Zone AE, a special flood hazard area where lenders generally require flood insurance on a mortgaged purchase. Confirm the parcel's status with FEMA and your insurer, and ask for an elevation certificate.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
Ready when you are
See 8230 MERGANSER Drive in person
Private tours available 7 days a week, in person or by live video walkthrough. Request a tour or send a question and a licensed Momentum Realty agent will follow up.
Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
Found an error? If you are the owner, listing agent, or a party to this property and believe any information is inaccurate, email and we will review and correct or remove it promptly.
Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
Sold price and details are from public records and the MLS, deemed reliable but not guaranteed. Shown for comparison only — not an appraisal or a statement of this home's value.
